Harrisonburg Planning Commission Agenda

City of Harrisonburg, Virginia

Building Inspections

Department of Planning & Community Development Engineering 409 South Main Street Harrisonburg, Virginia 22801 (540) 432-7700 I FAX (540) 432-7777 www.harrisonburgva.gov/community-development

To: From: Date: Re:

Planning & Zoning

Planning Commission Depmiment of Planning and Community Development May 10, 2017 (Regular Meeting) Zoning Ordinance Amendment - Section 10-3-55.4, Uses pe1mitted by special use permit

Summary:

Public hearing to consider a request from Marrusstodd Properties, LLC with representative Blackwell Engineering to amend Section 10-3-55.4, Uses permitted by special use permit in the R-5 , High Density Residential District. The amendment would add "business and professional offices" as additional uses permitted by special use permit in the R-5 zoning district. Background:

The R-5, High Density Residentia,l District was added to the Zoning Ordinance in April 2007. At the time of its adoption, no prope1iies were proactively rezoned to the R-5 district. Because there were no proactive rezonings, property owners wishing to develop using the R-5 regulations must submit a rezoning application; a process which allows the City greater evaluation of the potential impacts of the rezoning and proposed development. To date, there have been six requests approved to rezone properties to R-5. The R-5 , High Density Residential district' s purpose as stated in the Zoning Ordinance "is intended for medium to high density residential development, including townhouses and multiple-family dwelling units, together with ce1iain governmental, educational, religious, recreational and utility uses. Vehicular, pedestrian and bicycle transportation is facilitated through a connected system of roads, sidewalks and shared use paths, so as to provide many choices with regard to mode and route, and to provide a safe and comfo1iable pedestrian environment that promotes walkability for residents and visitors." Key Issues: Zoning Ordinance Section 10-3-55.4 (4) of the R-5 , High Density Residential District currently allows by special use permit " [r]etail stores, convenience shops, personal service establishments, [and] restaurants (excluding those with drive-tluough facilities) under conditions set fo1ih in subsections 10-355.6(f) and (g) and such other conditions deemed necessary by city council."

Subsection 10-3-55.6(f) states that the uses allowed by special use permit "shall be integrated into the residential community so as to not adversely affect local traffic patterns and levels and views from surrounding residential areas and public streets. Such integration shall be achieved through effective site planning, compatible architectural design, and landscaping and screening of parking lots, utilities, mechanical/electrical/telecommunications equipment and service/refuse functions. Buildings shall be residential in design and scale with floorplates not exceeding seven thousand five hundred (7,500) square feet. "

Furthermore, Subsection 10-3-55.6(g) states that mixed use buildings comprised of nonresidential uses allowed by special use permit and multiple-family dwellings are to have "[a]n area of the building up to the entire first floor may be devoted to nonresidential uses, whatever the size of the building floorplate. The multiple-family dwelling units within mixed use buildings shall be included in the total number of dwelling units in the development and therefore in the calculation of the density for the development. The maximum total number of stories and maximum height of mixed use buildings shall be the same as for buildings comprised entirely of multiple-family dwellings. The standards of subsection (f) shall apply to mixed use buildings, except for the limitatioris on maximum floorplate." The applicant is requesting to amend the Zoning Ordinance Section 10-3-55.4 (4) to add "business and professional offices" as additional uses permitted by special use permit as shown: "Retail stores, convenience shops, personal service establishments, restaurants (excluding those with drive-through facilities) , and business and professional offices under conditions set f01ih in subsections 10-3-55.6(£) and (g) and such other conditions deemed necessary by city council." Staff is comfo1iable with this amendment because there is a requirement for propetiy owners to apply for a special use permit in order to add business and professional offices. Additionally, business and professional offices generally have less impact than would the other uses permitted by special use in 103-55 .4 (4). Through the special use permit process, proposals would be reviewed on a case-by-case basis for potential impacts to surrounding residential areas and would require City Council approval.

Environmental Impact:

NIA Fiscal Impact:

NIA Prior Actions:

NIA Alternatives: (a) Approve the Zoning Ordinance Amendment as submitted by the applicant and presented by staff; (b) Do not approve the Zoning Ordinance Amendment. Community Engagement: As required, the request was published in the local newspaper twice advertising for Planning Commission's public hearing for the Zoning Ordinance amendment. The advertisement was published as shown below:

Zoning Ordinance Amendment - Section 10-3-55.4, Uses permitted only by Special Use Permit, to allow Business and Professional Offices Public hearing to consider a request from Marusstodd, Properties, LLC with representative Blackwell Engineering to amend the Zoning Ordinance Section 10-3-55.4, Uses permitted by Special Use Permit in the R-5, High Density Residential District. The amendment would add "business and professional offices" as a use permitted by special use permit in the R-5 zoning

district. Specifically, the amendment would add "business and professional offices" to the existing uses listed in Section 10-3-55.4 (4), which currently includes "Retail stores, convenience shops, personal service establishments, restaurants (excluding those with drive-through facilities) ." All uses permitted by Section 10-3-55.4 (4) must adhere to the conditions set forth in subsections 10-3-55.6 (t) and (g). In addition, a notice was provided on the City's website at https://www.harrisonburgva.gov/publichearings . Recommendation : Staff recommends alternative (a) to approve the proposed Zoning Ordinance amendment as presented. Attachments: 1. Application and applicant letter (2) 2. Proposed Zoning Ordinance Amendment text (2) Review: NIA

2/1/J/)

Date Application Received: -+,~ ~ '::f'~ - --

Application for Ordinance Amendment City of Harrisonburg, Virginia

-1HD

Fee:

$375.00

Applicant' s Name:

Total Paid:

Marusstodd Properties, LLC

Street Address: 190 E. Mosby Road

Email:

City: Harrisonburg Telephone:

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$

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Work - --

State: VA -

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Fax

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Zip:

22801

Mobile

Richard Blackwell - - - - - - - - - -- - - - - -- - - - -- - - - -Email: [email protected] Street Address: 566 East Market Street

Applicant's Representative:


Work 540-432-9555

Fax

State: VA Zip: - - - -- - Mobile - -- - -- - -

22801

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Description of Amendment

10-3-55.4 - -- - - -- - - - - - - -- - - - -- -- - - - -- Proposed Text: by special use permit allow "business and professional offices" Zoning Ordinance Section:

contained herein is true and accurate. Signature:

ITEMS REQUIRED FOR SUBMISSION

§

Completed Application Ordinance Text Letter of description

§

Fees Paid

Last Updated: 07/01/2011

March 23, 2017 Mrs. Thanh Dang, Sr. Planner City of Harrisonburg Depaitment of Planning and Community Development 409 South Main Street Harrisonburg, VA 22801 Ref: Stone Suites - Description of Proposed Use (TM: l 8-R-22, 22A, 23, 24, 24A) Dear Mrs. Dang, It is proposed that the subject property located on the east side of the 1300 block of South Main Street now designated "Professional Use" in the Land Use Guide be changed to "Mix Use Development Area". Port Republic Road to East Weaver Avenue on the east side is "Professional" and on the west side is "Medium Density Mixed Residential". However, at present, the development along South Main Street from Port Road to Miller Circle incorporates a variety of uses: professional, apartments, single family detached, financial institutions, and commercial. In approximately 0.4 mile, there are many different uses. It is believed that the high traffic counts on South Main Street will attract commercial uses. However, with the existing apartments along South Main, and the single-fami ly development one block east of South Main and the existing commercial and professional uses, a "M ix Use Development" designation for the proposed development appears to be appropriate. It is proposed to have a mixed use of commercial and/or professional (if an ordinance amendment to allow professional by special use in "Mixed Use" is passed) on the first floor and 22 one bedroom apartments on the second and third floors. The building is to be located near the street to promote walkability along South Main Street. A sidewalk will be constructed along the north side of Weaver Ave. to better enable the residents of the Purcell Park neighborhood to access the commercial development on the first floor located nearer South Main. The development will connect to the sidewalk on South Main Street and Weaver Ave. to promote walk up traffic.

The one bedroom apartments are generally designed for singles. This is expected to make little or no impact on its surrounding as to noise and or outside activities. A six-foot opaque fence will be constructed on the east side of the property along Edgelawn Dr. with plantings east of the fence. A right-in/ right-out only will be constructed on the South Main Street connection to prohibit left turns into and out of the development. Vehicles planning to go south on South Main Street will exit onto Weaver Ave. and turn left at the intersection of East Weaver A venue and South Main Street.

Giles Stone for Marusstodd Properties, LLC

Zoning Ordinance Amendment To amend Sections 10-3-55.4 within the R-5, High Density Residential District to add "business and professional offices" as a use as permitted by special use permit.

ORDINANCE AMENDING AND RE-ENACTING SECTION 10-3-24 OF THE CODE OF ORDINANCES CITY OF HARRISONBURG, VIRGINIA

Be it ordained by the Council of the City of Harrisonburg, Virginia: That Section 10-3-55.4, Uses permitted by special use permit, is amended as shown:

(4) "Retail stores, convenience shops, personal service establishments, restaurants (excluding those with drive-through facilities), and business and professional offices under conditions set forth in subsections 10-3-55.6(-f) and (g) and such other conditions deemed necessary by city council." The remainder of Section 10-3-55.4 is reaffirmed and reenacted in its entirety, except as hereby modified. This ordinance shall be effective from the _ _ approved this _ _ day of , 2017.

MAYOR ATTESTE:

CITY CLERK

day of _ _ _ _, 2017.

Adopted and

City of Harrisonburg, Virginia

Building Inspections

Department of Planning & Community Development Engineering 409 South Main Street Harrisonburg, Virginia 22801 (540) 432-7700 I FAX (540) 432-7777 www.harrisonburgva.gov/community-development

To: From: Date: Re:

Planning & Zoning

Planning Commission Department of Planning and Community Development May 10, 20 17 (Regular Meeting) Comprehensive Plan Amendment, Rezoning, and Special Use Permit Requests related to 1340, 1348, and 1356 South Main Street, and 1341 Edgelawn Drive

Summary: Public hearings to consider four requests from Marusstodd Prope1iies, LLC with representative Blackwell Engineering to construct a mixed-use building containing non-residential uses on the first floor of any building and a total of 22, one-bedroom residential units. The requests include the following: •

To amend the Comprehensive Plan's Land Use Guide map from Professional and Low Density Residential, to Mixed Use Development Area;

•

To rezone five parcels containing 1.3 +/- acres from R-1, Single Family Residential and R-3 , Medium Density Residential to R-5C, High Density Residential District Conditional;

•

To receive a special use permit per section 10-3-55.4 (1) to allow multi-family dwellings of more than twelve (12) units per building; and

•

To receive a special use permit per section 10-3-55.4 (4) to allow retail stores, convenience shops, personal service establishments, business and professional offices, and restaurants (excluding drive-through facilities).

The subject site consists of five parcels addressed as 1340, 1348, and 1356 South Main Street and 1341 Edgelawn Drive, and are identified as tax map numbers 18-R-22, 22A, 23, 24, and 24A. Background: The Comprehensive Plan designates four of the five parcels as Professional and one parcel as Low Density Residential. The Professional designation states that these areas are for professional service oriented uses with consideration to the character of the area. These uses are found in the residential areas along major thoroughfares and adjacent to the Central Business District. Conversion of houses in these areas to office and professional service uses is pe1mitted with appropriate attention to maintaining compatibility with adjacent residential areas and land uses. The Low Density Residential designation states that these areas consist of single family detached dwellings with a maximum density of I to 4 units per acre. Low density sections are found mainly in and around well established neighborhoods and are designed to maintain the existing character of neighborhoods and to provide traditional areas for home ownership. The following land uses are located on and adjacent to the prope1iy:

Site:

Professional offices, zoned R-3 along South Main Street and a portion zoned R-1 along Edgelawn Drive; and one single-family dwelling zoned R-1 along Edgelawn Drive

Nmih:

Professional and financial offices, zoned R-3 along South Main Street; and single-family dwellings fronting Edgelawn Drive, zoned R-1

East:

Across Edgelawn Drive, single-family dwellings, zoned R-1

South:

Across Weaver Avenue, professional office, zoned B-2C; and dwellings, zoned R-3

West:

Across South Main Street, single-family detached dwellings and multiple-family building, zoned R-3

Key Issues: The applicant has submitted four separate applications. The first is to amend the Comprehensive Plan's Land Use Guide map. The second is to rezone five parcels containing 1.3 +/- acres from R-1, Single Family Residential and R-3 , Medium Density Residential to R-5C, High Density Residential District Conditional. The third is a special use permit (SUP) per Section 10-3-55.4 (1) to allow multi-family dwellings of niore than 12 units per building. The fomih and final application is a SUP per Section 10-355.4 (4) to allow retail stores, convenience shops, personal service establishments, business and professional offices, and restaurants (excluding drive-through facilities). (Note: Business and professional offices would only be pe1mitted if the Zoning Ordinance is amended as requested in a separate application.) If all of the requests made by the applicant are approved, the property owner's plan is to raze the four existing buildings and construct a mixed-use building containing the allowable non-residential uses and 22, one-bedroom multiple-family residential units.

Before getting into the specifics of the requests, it is important to understand the uses and densities pe1mitted by right on the subject prope1iies. This pa1iicular site is zoned R-1 , Single-Family Residential District and R-3 , Medium Density Residential District. Tax map parcels 18-R-22A, 24A, and a 5,600 +/square feet portion of parcel 18-R-23 abutting Edgelawn Drive are zoned R-1. The larger remaining lots and portion of 18-R-23 abutting South Main Street are zoned R-3. The R-1 district is intended for low density, relatively spacious single-family residential development. When creating new parcels, the residential density is a maximum of four units per acre with a minimum lot size of 10,000-square feet. The R-3 district is intended for medium density residential development and other uses intended to respect the residential character, which are aesthetically compatible within the district by means of architectural expression, landscaping, and restrained traffic flow. The R-3 district permits medical and professional offices by right as well as other non-residential uses. The R-3 district's by right residential uses include single-family detached dwellings, duplex dwellings, and attached townhouses of no more than eight units in a row within one structure. Among other SUPs, multiple-family dwellings of up to 12 units per building and personal service establishments may be requested. If this site were to be developed with the cmTent R-1 and R-3 designations, the property owner could construct a combination of the following by right as lot area and setback requirements allow:

•

Residential uses:

2

o

•

Two single-family detached dwelling units on the R-1 po1iions; and then on the R-3 pmiions, eight single-family detached units, six duplexes ( 12 units), or 24 townhouse units, or any workable combination. Non-residential uses: o Churches and other places of worship; o Governmental uses such as community centers, parks, and playgrounds; o College and university buildings; o Hospitals, convalescent or nursing homes, funeral homes, medical offices, and professional offices; o Charitable or benevolent institutions; o Child day care centers; o Private clubs; and/or o Public uses.

Regardless of the number of residential units or bedrooms built, each unit could be occupied by up to four individuals. Also note, so long as all zoning regulations were met, and with appropriate renovations necessary for the Building Code, any of the existing structures could be used for any of the uses listed above. In the R-3, Medium Density Residential District, uses may be three stories, where the maximum height is 35-feet for single-family dwellings and duplexes, and 40-feet for townhouses, multiple-family buildings, and other uses. While the applicant has not proffered restrictions on height or layout of the site, the applicant's conceptual drawings show a three story building when viewed from South Main Street. Given the grades on the site, with the lowest point at South Main Street, a building with its roof maintained at the same elevation would appear two stories from Edgelawn Drive. The R-5 maximum by-right height is 52-feet with the ability to have four stories for multiple-family structures and mixed use buildings. With regard to the rezoning request, the applicant has submitted the following proffers (written verbatim): 1. Any building constructed on site shall contain residential and non-residential uses. The first floor of any building shall contain only non-residential uses. 2. The site shall contain no more than 22 one bedroom multiple-family units . 3. No parking lot (including travel lanes and drive aisles) shall be located between any building and the following streets: South Main Street and East Weaver Avenue. 4. Only one vehicular access point to South Main Street shall be permitted, and it shall be only for right-in/right-out traffic movements. 5. No vehicular access shall be permitted from the site to Edgelawn Drive. 6. A 6-foot opaque fence shall be installed at a minimum of 19-feet from the centerline of the existing Edgelawn Drive public street right-of-way. 7. A 6-foot opaque fence shall be installed along the nmiheastem property line adjoining tax map parcel #18-R-19 & 20. Note that the submitted layout and building elevation are not proffered.

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Off-street parking requirements are calculated based on uses and can be found in Article G of the Zoning Ordinance. In the conceptual layout provided, the applicant has shown a scenario in which the uses of greatest intensity would be allowed, and has shown that off-street parking spaces can be accommodated on site. Through proffers, the applicant has limited the residential uses to one bedroom units and has shown the conceptual layout with a restaurant, which requires more parking spaces than any use allowed by the requested special use pennit. While this conceptual layout is not proffered, parking requirements for other configurations and uses proposed in the future would be reviewed by staff during the engineered comprehensive site plan phase of development. The conceptual layout provides nine spaces more than the minimum requirement. As required by Section l 0-3-118 of the Zoning Ordinance, since the allowable uses under the rezoning and SUPs met the threshold for the City to be able to review a traffic impact analysis (TIA), staff requested for traffic to be evaluated. The completed TIA assumed uses with the highest traffic generation factors. That is, while retail stores, business and professional offices, and restaurants without drive-throughs could occupy this future space, the Institute of Traffic Engineer's Trip Generation Manual (a tool used nationally by transportation engineers) indicates that a restaurant without a drive through generates more traffic than the other uses permitted if the applications are approved. Therefore, the TIA was conducted assuming a 4,364 square foot restaurant and 22 one-bedroom residential units. The TIA affinned that a vehicular access point on South Main Street should be right-in/right-out only, which the applicant has proffered (Proffer #4). The TIA also considered two alternatives for the entrance on East Weaver Avenue. Alternative 1 considered a full access commercial ingress and egress option and Alternative 2 considered a full commercial access entrance with a right out exit movement only. The TIA recommended Alternative 1 over Alternative 2. While the gross square footages of the commercial uses are not proffered, the City will have another oppmtunity to review traffic impacts during the engineered comprehensive site plan phase of developrµent. The applicant has also proffered that no access will be pe1mitted on Edgelawn Drive (Proffer #5). While dedication of right-of-way is not required at this time, the applicant is aware that Edgelawn Drive is a substandard public street although it may appear to function more like an alley. Furthermore, the applicant is aware that right-of-way shall be dedicated at the time of subdivision. A subdivision would be required to vacate property lines to be able to construct a building like the one shown on the conceptual layout. The applicant's representative and staff both acknowledged that Edgelawn Drive has a different character than typical local streets, and does not require widening to 36-feet of pavement and 50-feet of right-of-way, which is the City's standard for local streets. Staff supports a reduced pavement width for the street of 18-feet and reduced right-of-way of 3 8-feet. In such a scenario, on street parking would not be pe1mitted on Edgelawn Drive. Furthe1more, staff has offered the property owner the option to dedicate 19-feet of fee simple right-of-way along the frontage from the centerline of the street or to dedicate 11.5-feet of fee simple right-of-way and 7.5-feet of public sidewalk easement along the frontage from the centerline. The applicant understands that they will be responsible for requesting variances from multiple sections of the Subdivision Ordinance to the reduced street width and for not constructing street improvements at the time of subdivision. Although the Subdivision Ordinance variances are not formally being requested at this time, these matters should be considered when making recommendations. The applicant has proffered installing 6-foot tall opaque fences along the northern and eastern perimeters adjacent to tax map parcels 18-R-1 9 and 20, and along Edgelawn Drive (Proffers #6 and #7, 4

respectively). Per Zoning Ordinance Section 10-3-30. 1, Parking Lot Landscaping, the property owner will be required to plant street trees between any parking lot and a public street including Edgelawn Drive, East Weaver Avenue, and South Main Street. In comparing previous rezonings within this area, last .month, in April 2017, a request to rezone the property addressed as 1476 and 1486 owned by Sunrise Church of the Brethren was presented to Planning Commission. Planning Commission reconunended for approval (5-2) to rezone the property from R-3 to B-2C. The applicant proffered to retain most of the uses allowed in B-2, and effectively removed uses that were most intensive including sales and repair of vehicles, recreation equipment and trailers; radio and television stations and studios and recording studios; public utilities; parking lots and parking garages; and vehicle fuel stations, bus terminals and similar facilities. The request will be presented to City Council on May 9, 2017-the day before the subject applications herein discussed are considered by the Commission. In 2008, the property located across East Weaver Avenue, addressed as 1400 South Main Street, was rezoned from R-3 to B-2C. The proposal was presented at Planning Commission and a public hearing held in January 2008. The applicant tabled their request and the rezoning was presented a second time to Planning Commission in February 2008 with new proffers that significantly limited the uses that could occur on site. The applicant proffered to allow only mercantile establishments, which promote the show, sale, and rental of goods, personal service establishments, and other shops and stores customary to shopping centers and convenience outlets; and governmental, business and professional offices. Additionally, the applicant proffered that the sale of alcoholic beverages would not be allowed and that hookah bars and lounges and tattoo parlors would be prohibited. The prope1ty owner further proffered that regular business hours shall be between 6:00am and 10:00pm, no free standing signs shall be erected on site, and that no uses permitted by SUP would be allowed except for applications requesting the reduction in the required side yard setback to zero feet along the lot line of an adjoining lot or parcel zoned B-2 or M-1. Restaurants were specifically not listed as an allowable use because it was recognized that the site could likely not meet the minimum parking requirements on the site. Going back to 1997, the property located at 1416 South Main Street was rezoned from R-3 to B-2C. It was rezoned for a Rite-Aid phmmacy, which exists today. At the time of that rezoning, the Land Use Guide recommended the property and other prope1ties along the east side of South Main Street, including the subject prope1ty, for Professional use. The 1991 Comprehensive Plan described Professional land uses as "areas ... designated for professional service oriented uses with consideration to the character of the area. These uses are found in residential areas along major thoroughfares." The 1997 staff repmt noted the following: "In reviewing the request staff's main concerns were the proximity of the site to single family dwellings and compatibility with the comprehensive plan. Uses on this side of Main Street both north and south of this block m·e nonresidential in nature. As recognized by the comprehensive plan, the continued residential use of this small remaining residential area fronting Main Street is not likely or practical. The Comprehensive Plan may have recommended this area for professional use in order to provide an alternative future use for the prope1ty and at the same time buffer the adjacent single family neighborhood from negative impacts of commercial uses in the area. However, given the nature of the commercial uses nearby on Main Street m1d the amount of land available for professional offices in the city, staff believes that some limited 5

commercial use of the area could be appropriate and would not be inconsistent with the comprehensive plan." Two decades later, staff continues to recognize that low density residential uses fronting South Main Street is not likely or practical. South Main Street is a five-lane roadway, with a posted 35 mph speed limit, and cmTies vehicular traffic that is not conducive to low density residential uses. Although much of the prope1iy is currently designated Professional with the intent to buffer the adjacent single-family uses from potential negative impacts of commercial uses, staff recognizes there are other development types that can provide transitional use buffering complimentary to single-family neighborhoods. Today, the Comprehensive Plan is undergoing an update and review of the Land Use Guide. Staff has already recommended that both sides of South Main Street between Warsaw Avenue/Bluestone Drive to Miller Circle be closely reviewed by Planning Commission. At this time, staff believes changing the Land Use Guide designation for parcels along this corridor from Professional, Commercial, and Medium Density Mixed Residential to Mixed Use Development Area should be considered. As noted earlier, the applicant is requesting a Comprehensive Plan amendment to change the designation of the subject prope1iies to Mixed Use Development Areas. The Comprehensive Plan describes that Mixed Use Development Areas are intended to combine residential and non-residential uses in planned neighborhoods where the different uses are finely mixed instead of sepm·ated. Mixed Use Development Areas encourage traditional neighborhood design (TND), which combines residential, retail, office, and employment uses to create a neighborhood with the following characteristics: • • •

• •

• • •

"The design of the neighborhood allows residents to work, shop, and carry out many of life's other activities within the neighborhood. A mix of land uses is provided. The proximity of uses allows residents to walk ride a bicycle, or take transit for many trips between home, work, shopping, and school. A variety of housing types is provided at a range of densities, types (multifamily, townhouse, and single family), and costs. Neighborhoods m·e heterogeneous mixes of residences in close proximity to commercial and employment uses. The neighborhood includes a retail, office, employment and/or entertainment core to provide economic and social vitality, as well as a major focus and meeting place in the community. The circulation system serves many modes of transp01iation and provides choices for alternative transportation routes. Streets, alleys, and pedestrian and bike paths connect to the surrounding area. Streets and alleys generally follow a grid pattern to provide these route choices and connections. Traffic calming techniques may be used to reduce vehicle speed and increase pedestrian and bicycle safety. The overall intensity of development is designed to be high enough to support transit service. A system of pm·ks, open spaces, and civic, public, and institution uses is included to create a high quality of life and civic identify for the community. The cluster concept is embraced so as to concentrate development in environmentally suitable areas and to preserve and protect important environmental and cultural resources."

While the subject site on its own will not provide for all TND characteristics for the neighborhood, the potential for redevelopment of additional properties fronting South Main Street collectively could contribute to a neighborhood area with the characteristics listed above, where South Main Street could act as the "retail, office, employment and/or entertainment core" surrounded by residential uses that are 6

within walking distance, which includes the Purcell Park neighborhood. From a land use perspective, well designed mixed-use parcels could create a good transition area and buffer between major thoroughfares like South Main Street to a well-established neighborhood such as the Purcell Park neighborhood. Changing the Land Use Guide designation along South Main Street could encourage redevelopment to improve the building stock and character of this section of the South Main Street corridor. With respect to the rezoning request, while the R-5 district permits up to 24 units per acre, if the applications are approved, the prope1ty owner could not build the maximum 31 allowable units on the subject site due to the maximum number of units detailed in proffer #2 at 22 units. To encourage pedestrian friendly design of the area, staff encouraged the applicant to consider not placing parking lots between the building and the public street. Concentrating people and places along the public street creates an environment that is more accessible, interesting, and safe for pedestrians. The applicant has proffered that no parking lot shall be located between any building and South Main Street and Weaver Avenue (Proffer #3). The City has experienced significant population growth in the last few decades from 30,707 people in 1990 to 54,224 people in 2016 (a 75.6-percent increase), and it is anticipated to continue an upward growth. The Weldon Cooper Center for Public Service projects HmTisonburg's population,to grow to 65,768 by 2030 and to 75,015 by 2040. The housing needs of the community must be planned for and anticipated. While the City maintains roads, sewer and water systems, schools, and parks and has control and influence over their functions and implementation, in contrast, the City does not have direct control over housing. Private developers and builders provide housing units based upon the desires and needs of the public in zoning districts that allow the different housing choices. Mixed use development areas along certain major thoroughfares in the City could provide the tool necessary to meet housing demands for future population growth and necessary economic development. Considering the details of the proffers submitted by the applicant, staff has no suggested conditions for either of the SUP applications. The proffers limit the site to 22, one-bedroom residential units and require that all buildings must be mixed-use, which contributes to the integrity of the proposed development's purpose of being a TND-like project. Staff recommends approval of the requests for the Comprehensive Plan amendment, rezoning, and two special use permits as presented by the applicant. Environmental Impact:

NIA Fiscal Impact:

NIA Prior Actions:

NIA Alternatives: 7

a) Recommend approval of the requests for the Comprehensive Plan amendment, rezoning, and two special use permits as presented by the applicant; b) Recommend approval of the Comprehensive Plan amendment, rezoning, and recommend approval of the special use pe1mits with conditions; c) Recommend a combination of approvals and denials; or d) Recommend denial of all requests.

Community Engagement: As required, the requests were published in the local newspaper twice advertising for Planning Commission's public hearing for the Comprehensive Plan amendment, Zoning Ordinance amendment, rezoning, and two special use permits. The adve1tisements were published as shown below:

Comprehensive Plan Amendment - 1340, 1348, and 1356 South Main Street, and 1341 Edge/awn Drive (Stone Suites) (Land Use Guide Change: Professional and Low Density Residential to M;xed Use Development Areas) Public hearing to consider a request from Marusstodd, Prope1ties, LLC with representative Blackwell Engineering to amend the Comprehensive Plan's Land Use Guide map within Chapter 5 Land Use & Development Quality. The proposal is to amend the Land Use Guide designation for 5 parcels containing a total of 1.3 +/- acres of land fronting South Main Street, East Weaver Avenue, and Edgelawn Drive from Professional and Low Density Residential, to Mixed Use Development Areas. The Professional designation states that these areas are for professional service oriented uses with consideration to the character of the area. These uses are found in the residential areas along major thoroughfares and adjacent to the Central Business District. Conversion of houses in these areas to office and professional service uses is pe1mitted with appropriate attention to maintaining compatibility with adjacent residential areas and land uses. The Low Density Residential designation states that these areas consist of single family detached dwellings with a maximum density of 1 to 4 units per acre. Low density sections are found mainly in and around well established neighborhoods and are designed to maintain the existing character of neighborhoods and to provide traditional areas for home ownership. The Mixed Use Development Areas designation includes both existing and proposed new mixed use areas. These areas are intended to combine residential and non-residential uses in planned neighborhoods where the different uses are finely mixed instead of separated. These areas are prime candidates for "live-work" and traditional neighborhood developments. Live-work developments combine residential and office/service uses allowing people to both live and work in the same area, which could be combined in the same building or on the same street. The gross residential density in areas outside downtown should not exceed an average of 15 units per acre, though all types of residential units are permitted: single family detached, single family attached and apaitments. Apartments are permitted only if single family detached and/or attached units are also provided and together cover a greater percentage of the project site. Residential densities in downtown may be higher than an average of 15 units per acre, and commercial uses would be expected to have an intensity equivalent to a Floor Area Ratio of at least 0.4, although the City does not measure commercial intensity in that way. The subject site consists of five parcels addressed as 1340, 1348, and 13 56 South Main Street and 1341 Edgelawn Drive, and are identified as tax map numbers l 8-R-22, 22A, 23, 24, and 24A.

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Rezoning - 1340, 1348, 1356 South Main Street, and 1341 Edgelawn Drive (Stone Suites) (R1/R-3 to R-5C) Public hearing to consider a request from Marusstodd Properties, LLC with representative Blackwell Engineering to rezone 5 parcels containing a total of 1.3 +/- acres from R-1, Single Family Residential and R-3, Medium Density Residential to R-5C, High Density Residential District Conditional. The Zoning Ordinance states that the R-1, Single-Family Residential District is intended for low-density, relatively spacious single-family residential development. The residential density ranges from 1 to 4 units per acre, with a minimum lot size of 10,000 sq. ft. The R-3, Medium Density Residential District is intended for medium density residential development and other uses intended to respect the residential character, which are aesthetically compatible within the district by means of architectural expression, landscaping, and restrained traffic flow. The residential density ranges for R-3 are single-family, 6,000 sq. ft. minimum; duplex, 4,000 sq. ft/unit; townhouses, 2,000 sq. ft. minimum per unit; other uses, 6,000 sq. ft. minimum and by special use permit multi-family, 3,000 sq. ft. minimum per unit. The R-5, High Density Residential District is intended for medium to high density residential development, including townhouses and multiple family dwelling units, together with certain governmental, educational, religious, recreational and utility uses. The residential density ranges for R-5 district are multifamily, 1,800 sq. ft. minimum; multifamily quadraplex, 3,000 sq. ft/unit minimum; and townhouse, 2,000 sq. ft./unit minimum. The Comprehensive Plan designates four of the five parcels on this site as Professional, and the fifth parcel (identified as tax map number 18-R-22A) as Low Density Residential. The Professional designation states that these areas are for professional service oriented uses with consideration to the character of the area. These uses are found in the residential areas along major thoroughfares and adjacent to the Central Business District. Conversion of houses in these areas to office and professional service uses is permitted with appropriate attention to maintaining compatibility with adjacent residential areas and land uses. The Low Density Residential states that these areas consist of single family detached dwellings with a maximum density of 1 to 4 units per acre. Low density sections are found mainly in and around well established neighborhoods and are designed to maintain the existing character of neighborhoods and to provide traditional areas for home ownership. The subject site consists of five parcels addressed as 1340, 1348, and 1356 South Main Street and 1341 Edgelawn Drive, and are identified as tax map numbers 18-R-22, 22A, 23, 24, and 24A. Special Use Permit - 1340, 1348, 1356 South Main Street, and 1341 Edgela:wn Drive (Stone Suites) (Section 10-3-55. 4 (1) to Allow lvfulti-Family Dwellings of More Than Twelve Units Per Building) Public hearing to consider a request from Marusstodd Properties, LLC with representative Blackwell Engineering for a special use pe1mit per Section 10-3-55.4 (1) to allow multi-family dwellings of more than twelve (12) units per building under conditions set forth in subsection 103-55 .6 (e) and such other conditions deemed necessary by City Council. The 1.3 +/- acre site consists of five parcels addressed as 1340, 1348, and 1356 South Main Street and 1341 Edgelawn Drive, and are identified as tax map numbers l 8-R-22, 22A, 23, 24, and 24A. Special Use Permit - 1340, 1348, 1356 South Main Street, and 1341 Edge/awn Drive (Stone Suites) (Section 10-3-55.4 (4) to allow Retail Stores, Convenience Shops, Personal Service Establishments, Restaurants, and the Proposed Business and Professional Offices)

9

Public hearing to consider a request from Marusstodd Properties, LLC with representative Blackwell Engineering for a special use permit per Section 10-3-55.4 (4) to allow retail stores, convenience shops, personal service establishments, restaurants (excluding drive-through facilities) under conditions set fo1ih in subsections 10-3-55.6 (f) and (g) and such other conditions deemed necessary by City Council. The special use pe1mit would also permit business and professional offices if this section is amended as proposed in a separate application. The 1.3 +/- acre site consists of five parcels addressed as 1340, 1348, and 13 56 South Main Street and 1341 Edgelawn Drive, and are identified as tax map numbers 18-R-22, 22A, 23, 24, and 24A. In addition, adjoining property owners were notified of the public hearings; the prope1iy was posted with signage adve1iising the requests; and a notice was provided on the City's website at https://www.harrisonburgva.gov/public-hearings.

Recommendation: Staff recommends alternative (a) approval of the requests for the Comprehensive Plan amendment, rezoning, and two special use permits as presented by the applicant. Attachments: 1. Site maps (2 pages) 2. Comprehensive Plan Amendment application, Rezoning application, two Special Use Permit applications, applicant letter, proffers and supporting documents (10 pages) 3. Proposed site development layout (3 pages) 4. Traffic Impact Analysis (10 pages) 5. Letters from the public ( 10 pages) Review: NIA

10

Planning and Community Development City of Harrisonburg, Virginia

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SCALE: I" = 4000 FT.

CITY OF HARRISONBURG Comp Plan Amend, Rezoning, and Special Use Permits - 1340, 1348, 1356 South Main Street, 1341 Edgelawn Drive Tax Map Parcel: 18-R-22, 22A, 23, 24 & 24A 1.3 +/- acres LOCATION MAP

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Comp Plan Amend, Rezoning, SUPs

1340, 1348, 1356 South Main Street & 1341 Edgelawn Drive

Date Application R eceived:

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Total Paid:

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Applkatfo:u:n. foll." CompJrehe111sive JP>!am Amendment

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City of Harrisonburg, Virginia Section 1: Property Owner's Information Name:


Street Address:

_1_9o_ E._M_o_sb-=.y_R_oa_d_ __

City/State/Zip:

_

_____

Email: - - - -- - - - - -- - -- - - - -- -

Harrisonburg, VA 22801

Telephone (work):

_ _ _ __ _ _ _ _ (home or cellular): - - - - - - - - - (fax):

Section 2: Owner's Representative Information Name:

Richard Blackwell

Street Address: City/State/Zip:

566 East Market St.

- - - - - - -- -- - -- - -

Email: dick@blackwellengineering .com


0_ -4_3_2_-9_5_5_ 5 _ _ _ (home or cellular): _ _ _ __ _ _ __ Telephone (work): _5_4_

(fax):

Section 3: Description of Property Location (street address): 1300 Block - S. Main St. Tax Map Number: Sheet: 18

Block: R

Lot:

Existing Comprehensive Plan Designation: Professional

"''"'"·m••

Total Land Area (acres or square feet): _l_.3_1_9_a_c_._ __ _

Proposed Comprehensive Plan Designation: Mixed Use Development

Existing Zoning Classification: _R_-_3_a_n_d_R_-1_ ___________________ __ __ __ _ __

Section 4: Application Fee $375.00 plus $30.00 per acre, and if applicable, Fees for a Traffic Impact Analysis (TIA) Review (see below) (a).

Would the development from this Comprehensive Plan Amendment require a Traffic Impact Analysis by VDOT? Yes_ _ No_x__

]fyes, then fees must be made payable to VDOT to cover costs associated witlz the TIA review. PLEASE NOTE -If a TIA is required, this application shall not be considered accepted until the TIA has been reviewed. (b).

Would the development from this Comprehensive Plan Amendment require a Traffic Impact Analysis review by the City? Yes_L No_·__

Ifyes, then an additional $1,000.00 must be made payable to tlte City to cover costs associated witlt tlte TIA review. PLEASE NOTE -If a TIA is required, this application slzall not be considered accepted until the TIA has been reviewed.

Section 5: Names and Addresses of Adjacent Property Owners (Use separate sheet for additional names) North:

See Rezoning Rquest

East: South: West:

Section 6: Certification

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I cerufyth,t the info,m,tion contained hernin i, trne and accurnte. S i g n , ~ ~ . .

Property Own;/

See Back for Items Required for Submission LastUpdated: 07/01/2011

Date Application Received:

_ 1__.}_l__.q_,j._t' l_,' -----

Total Paid:

Ajpjpllkaitirnm fmr Clbtatllllg(e of Zollllill1lg ]D)Ji.§tirid City of Jffarn-isonburg, Virginia Application Fee: $375.00 plus $30.00 per acre Section 1: Property Owner's Information Marusstodd Properties, LLC

Name:

Street Address:

190 E. Mosby Road

City/State/Zip:


Telephone (work):

Email:

- - - - - - - -- - - - - - - - - -- -

_ _ _ _ _ _ _ _ _ (home or cellular): _ _ __ _ _ _ _ _ (fax):

Section 2: Owner's Representative Information Richard Blackwell

Name:

Street Address:

566 East Market Street

- - -- - - -- -- -- -- -

City/State/Zip: Telephone (work):

Email: dick@blackwellengineering:com


_5_4_0_-4_3_2_-_9_ss_s____ (home or cellular): _ __ _ _ _ _ _ (fax):

Section 3: Description of Property Location (street address): - -- -- -- - - - - - -- - -- - -- -- - -- - - - - - - - - - Tax Map Number: Sheet: 18

Block: _R_ _ Lot: ,,.,,,.,,.,,..,., Total Land Area (acres or square feet) :

Existing Zoning District: R-3, R-1, R-3, R-3, R-1

326 0 31 1 0 113 0.4 29•0·139•0· · · • ·

Proposed Zoning District* : R-5

- - -- - - -- - -- - -

Existing Comp~·ehensive Plan Designation: _P_r_o_fe_s_s_io_n_a_l___________ _____ _ _ ______

*If applying for conditional rezoning, provide a letter stating proffers on separate sheet ofpaper Section 4: Names and Addresses of Adjacent Property Owners (Use separate sheet for additional names) North:

SEE ATTACHED

East: South:

West:

Section 5: Certification I certify that the information contained herein is true and accurate.

PLEASE NOTE -If a Traffic Impact Analysis is required, this application shall not be considered accepted until the TIA has been reviewed and TIA fees paid. More information at ww,v.lwrrisonburgva.govlsite-development

ITEMS REQUIRED FOR SUBMISSION Completed Application Survey of Property o { ,

,l-c, d ra VI/ ~ 1

Description of Proposed Use 4--1--M=l:ifti~Jrti>t'op-erty-t) Wiie'.l's

TIA Determination Form OR Accepted TIA Letter, signed by Public Works -ENDLast Updated: 08/01/2016

Date Application Received: -------'----~,,_.___,_,__:__, ,- J) 'f 1 t~

_____

Total Paid:

A]P)JP)Illicmtftrnm foJJr SpecftmRU §e Peirmlit City of Harrisonburg~ Vilrgftnfta Fee:

$375.00 plus $30.00 per acre

NOTE: If applying for a Wireless Telecommunications Facility allowed only by SUP, then also submit a wireless telecommunications facility application.


Property Owner's Name:

Street Address: 190 E. Mosby Road

State: _V_A_ __ _ _ _ _ _ Zip: _2_2_8_0_1 _ _ __


Email:

Work - - -- - - - Fax

- - - - - - -- Mobile

Owner's Representative: Richard Blackwell

- -- - -- - -- - - - - -- -- - - - - -- -- -Email: [email protected]

Street Address: 566 East Market St. City: Harrisonburg Telephone:

State:. VA

- - -- - -- - - -

Work 540-432-9555

Fax

Zip: 22801

Mobile

Description of Property and Request

Location (Street Address): Tax Map Number Sheet:

18

Block: R

Lot:

22,22A,23,224,24A

Lot Area:

o.429,o.13•,o.,2a,o.311.o.113To1a1: 1.31•

Existing Zoning Classification: Lots 22,23,&24 - R-3; Lots 22A & 24A- R-1 all to rezone to R-5

10-3-55-4 ( 1) -Sec --- - -- - -- - - -- - -- - - - - - - ~ Multiple-family dwellings of more than twelve (12) units per building

Special Use being requested:

Please provide a detailed description of the proposed (use additional pages may be attached):

Names and Addresses of Adjacent Prope1iy Owners (Use separate sheet for additional names) North: South: East: West: d herein is true and accurate.

REQUIRED FOR SUBMISSION

~ e s Paid Description of Proposed Use

·

y owner~

._ Last Updated: 08/01/2016

2 l 1411 1-'

Date Application Received:

fl. lfJS q )1 b)lb -uID

Total Paid:

Application for Special Use Permit City of Harrisonburg, Virginia Fee:

$375.00 plus $30.00 per acre

NOTE: If applying for a Wireless Telecommunications Facility allowed only by SUP, then also submit a wireless telecommunications facility application.


Property Owner's Name:

Street Address: 190 E. Mosby Road City: Harrisonburg Telephone:

Email: State: VA

- - - -- - - -- -

Work - - - - -- - Fax

Zip: 22801

- - - --

-

-

Mobile

Owner's Representative: Richard Blackwell

- - - - - - - -- -- - - -- - - - - - - -- - -- Email: dick@blackwellengineering .com

Street Address: 566 East Market St. City: Harrisonburg Telephone:

State: VA -

Work 540-432-9555

- - - - - --

Fax

--

Zip: 22801

Mobile

Description of Property and Request Location (Street Address): Tax Map Number

Sheet:

18

Block: R

Lot:

22,22A,23,224,24A

Lot Area:

0.429,0.139,0.326,0.311,0,113Total:1.319

Existing Zoning Classification: Lots 22,23,&24 - R-3; Lots 22A & 24A - R-1 all to rezone to R-5

Sec 10-3-55-4 (4) - - - - - - - - ' --'-------- -- -- -- - - - - - - Reta iI stores, convenience shops, personal service establishments, restaurants.

Special Use being requested:

Please provide a detailed description of the proposed (use additional pages may be attached):

Names and Addresses of Adjacent Property Owners (Use separate sheet for additional names)

N01th: South: East: West:

ntained herein is true and accurate. Signature: ITE~S REQUIRED FOR SUBMISSION ompleted Application ite Plan Description of Proposed Use -1--1-.t.l.l.lfll.~ent-Pi:epffiry1-Gwn~:s LastUpdated: 08/01/2016

March 23, 2017 Mrs. Thanh Dang, Sr. Planner City of HatTisonburg Department of Planning and Community Development 409 South Main Street Harrisonburg, VA 22801 Ref: Stone Suites - Description of Proposed Use (TM: l 8-R-22, 22A, 23, 24, 24A) Dear Mrs. Dang, It is proposed that the subject property located on the east side of the 1300 block of South Main Street now designated "Professional Use" in the Land Use Guide be changed to "Mix Use Development Area" .

Port Republic Road to East Weaver Avenue on the east side is "Professional" and on the west side is "Medium Density Mixed Residential". However, at present, the development along South Main Street from Pmi Road to Miller Circle incorporates a variety of uses: professional, apartments, single family detached, financial institutions, and commercial. In approximately 0.4 mile, there are many different uses. It is believed that the high traffic counts on South Main Street will attract commercial uses. However, with the existing apatiments along South Main, and the single-family development one block east of South Main and the existing commercial and professional uses, a "Mix Use Development" designation for the proposed development appears to be appropriate. It is proposed to have a mixed use of commercial and/or professional (if an ordinance amendment to allow professional by special use in "Mixed Use" is passed) on the first floor and 22 one bedroom apartments on the second and third floors. The building is to be located near the street to promote walkability along South Main Street. A sidewalk will be constructed along the north side of Weaver Ave. to better enable the residents of the Purcell Park neighborhood to access the commercial development on the first floor located nearer South Main. The development will connect to the sidewalk on South Main Street and Weaver Ave. to promote walk up traffic. The one bedroom apatiments are generally designed for singles. This is expected to make little or no impact on its surrounding as to noise and or outside activities. A six-foot opaque fence will be constructed on the east side of the propetiy along Edgelawn Dr. with plantings east of the fence. A right-in/ right-out only will be constructed on the South Main Street connection to prohibit left turns into and out of the development. Vehicles planning to go south on South Main Street will exit onto Weaver Ave. and turn left at the intersection of East Weaver Avenue and South Main Street.


March 23, 2017 Mrs. Thanh Dang, Sr. Planner City of Harrisonburg Department of Planning and Community Development 409 South Main Street Harrisonburg, VA 22801 Ref: Stone Suites -Rezoning R-3 & R-1 to R5 (TM: 18-R-22, 22A, 23, 24, 24A) Dear Mrs. Dang, The following revised proffers are provided with the proposed referenced rezoning: 1. Any building constructed on site shall contain residential and non-residential uses. The first floor of any building shall contain only non-residential uses. 2. The site shall contain no more than 22 one bedroom multiple-family units. 3. No parking lot (including travel lanes and drive aisles) shall be located between any buildings and the following streets: South Main and East Weaver Avenue. 4. Only one vehicular access point to South Main Street shall be permitted, and it shall be only for right-in/right-out traffic movements. 5. No vehicular access shall be permitted from the site to Edgelawn Drive. 6. A 6-foot opaque fence shall be installed at a minimum of 19-feet from the centerline of the existing Edgelawn Drive public street right-of-way. 7. A 6-foot opaque fence shall be installed along the northeastern property line adjoining tax map parcel# 18-R-19 & 20. I (we) hereby proffer that the development of the subject property on this application shall be in strict accordance with the conditions set for in this submission. Sincerely


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STREET MAINTENANCE TRAFFIC ENGINEERING TRANSPORTATlON PLANNING REFUSE/ RECYCLING CENTRAL STORES

(540) 434-5928

January 27, 2017

Dick Blackwell Blackwell Engineering, PLC Harrisonburg, VA RE: Stone Suites TIA (Tax Map# l 8-R-22, -22A, -23, -24, -24A) Dear Mr. Roderick, We have reviewed the revised Traffic Impact Analysis (TIA) for the proposed development of Stone Suties dated January 2017. The Public Works Department finds this TIA to be acceptable. Thank you for your work on this TIA and promptness in providing revised submissions throughout the process. Regards,

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TRAFFIC IMPACT ANALYSIS for

Proposed Stone Suites Twenty-Two - One Bedroom Apartments and a Fast Food Restaurant Without Drive-Thru Window

2017 Prepared by:

Blackwell Engineering, PLC 556 East Market Street Harrisonburg, VA 22801 540-432-9555

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Executive Summary Introduction Stone Suites, a mixed-use complex proposed to be constructed on the north-east corner of South Main St. and Weaver Ave. and bordered in the rear by Edgelawn Dr. The project proposes twenty-two (22), one (1) bedroom apartments and a fast food restaurant without a drive thru window. Access to the project site is via South Main St. and Weaver Ave. There will be no access 011 Edgelawn Dr. or left turns into the site from southbound South Main St. With the improvements to South Main St., the major concerns involved traffic analysis on Weaver Ave. and consequently Crawford Ave. and the intersection of Crawford and Port Republic Rd. The purpose ofihis report is to document the existing and future traffic conditions with in the immediate area of the proposed Stone Suites development. Existing Conditions Existing traffic volumes were collected for the traffic analysis area. The City of Harrisonbmg estimates traffic on South Main St. at approximately 18,000 vehicles per clay and 25,000 vehicles per day on Port Republic Rd. in the subject study area. Presently there are three buildings totaling approximately 2,500 square feet that are being used for professional office and in addition there is one residence. These buildings will be torn down to provide space for the new proposed Stone Suites. Traffic presently generated at this site is not being subtracted from the proposed traffic generated for the proposed uses. Existing traffic co1111ts were conducted on Thursday the 81h of December, 2016. JMU was still in session and it was the week before exams. It was assumed to be a high volume typical day. The weather was clear. Existing peak hour volumes and turning movements, am and pm, are shown on Exhibit 1. Only six ( 6) vehicles entered Weaver Ave. from South Main St. in the am peak hour however thirteen (13) vehicles entered Crawford Ave. from Weaver Ave. There were twenty-nine am PI-N exiting Crawford Ave. onto Port Republic Rd. of which sixteen (16) did not come from Weaver Ave.

In the am peak hour only ten (10) vehicles tumecl onto Crawford from Port Republic Rd. and five (5) of these turned towards Weaver Ave. At Weaver Ave. and South Main St., seventeen (17) vehicles exited onto South Main St. Higher volumes were recorded in the pm peak hour at all streets and intersections. Weaver Ave. had thitty-five (35) vehicles entering from South Mai!1 St. and twenty-one (21) exiting. Twenty-seven (27). vehicles entered Crawford Ave from P01tRepublic Rd. and thirty-three (33) exited Crawford Ave. onto Port Road. Twelve (12) of the vehicles entering Crawford Ave. onto P01t Road turned onto Weaver Ave.; the remaining fifteen (15) continued on Crawford Ave. towards Monument Ave.

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BE: 2477 Proposed New Build Conditions

The total peak hour volumes generated by the proposed 22- one bedroom apartments are 12 am and 14 pm. The 4,364-square foot fast food restaurant without drive thru window but including outdoor seating would generate 189 am and 113 pm PHV's per day. Therefore, a total of201 am PHV and 127 pm PHV is used in this study. Assumptions of the percentage of the total turning movement into and out of the site are shown on Exhibit 2. Based on discussions with City traffic personnel, no left turn movement is proposed leaving the site onto South Main St. Two alternatives leaving the site onto Weaver Ave. were examined. The 1st alternative considered a full commercial entrance and the 2nd allowed only right in/right out but with left turns from Weaver Ave. (No left tums onto Weaver Ave. from the site allowed) Exhibits 3 and 4 show the 2018 prosed PHV trip distribution to and from the site, am and pm for Alternatives 1 and 2. It should be noted that the main differences between the two are that Alternate 1 allows 40 am PHV and 25 pm PHV on to Weaver Ave. and Crawford and to Port Republic Rd. but Alternate 2 does not allow any. However, Alternate 2 releases 100 am and 64 pm PHV onto Weaver Ave. and requires all to exit onto South Main St. Although a 50% pass-by was considered (Alternative 3 and 4) but because of the existing low volumes on Weaver Ave., the figures seemed umeasonable and pass-by figures were not considered in the 2024 design year calculations. However, it is very probable that a few pass-byes will occur on Weaver Ave. Exhibit 5 and 6 show the 2024 design year for both Altemate 1 and 2. In Alternate 1, it is estimated that 52 am PHV will be exiting Weaver Ave. turning left onto South Main St. where as in Alternate 2, 84 am PHV will make a left turn onto South Main St. However, in Alternate I, 71 am and 60 pm PHV will be tum.ing east on Port Republic Rd. and in Alternate 2, the numbers are 31 am and 35 pm PI-IV. Recommendations

It is concluded that the right in/right out into/out of the site on south Main St. be required to alleviate vehicles turning left from the site onto South Main St. Vehicles are allowed to turn right onto South Main St. from the site. Alternative 1 is recommended over Alternative 2 for several reasons. Although Alternate 1 allows 40 more am PHV and 25 more pm PHV turning right (east) onto Port Republic Rd. from Crawford Ave. than Alternate 2. It was observed that vehicles turning right onto Po1t Republic Rd. from Crawford Ave. were allowed into the flow even during rush hour. In addition, the additional 40 am PHV and 25 pm PHV from Weaver Ave. onto Crawford Ave. can be easily absorbed. Alternative 1 will reduce the number of vehicles turning left from Weaver Ave. onto South Main St. by 32 am and 13 pm PH's. The left turn from Weaver Ave. onto South Main St. seems to be the most difficult however 52 am PHV is less than 1 vehicle a minute. This is expected to be manageable. No specific intersection improvements are recommended to serve this proposed development.

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WEAVER AVENUE

MONUMENT AVENUE 201 6 EXISTING PHV TURNING MOVEMENTS 12/8/2016 7:30-8:30 AM 12/8/2016 5:00-6:00 PM

LEGEND: AM/PM

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